The Summit Club Summerlin What Membership Actually Costs and Who Is Buying in 2026

Membership from $200,000 to $400,000. Annual dues up to $120,000. Most expensive 2026 home sale at $22.5 million. Here is the full cost structure and who is writing the checks.

The Summit Club is the most exclusive residential address in the Las Vegas Valley and the only fully private residential golf and lifestyle community in Nevada. A joint venture between Discovery Land Company and The Howard Hughes Corporation, it sits on 555 acres in far-west Summerlin's ZIP code 89135, anchored by the only Tiger Woods-designed private 18-hole golf course in the state. Understanding what it actually costs to live here requires separating the home purchase from the membership, the membership from the annual dues, and the dues from the HOA fees, four distinct cost layers that add up to numbers that surprise even buyers who think they know the community.

The Full Cost Structure in 2026
The home purchase is only the beginning. Entry-level resale condominiums and smaller estates in The Summit Club currently trade from $3 million to $5 million. Custom estate lots, of which only a handful remain, start at approximately $3 million for the lot alone, with completed custom builds on those lots routinely reaching $10 million to $25 million depending on size and finishes. The most expensive home sold in Las Vegas in 2026 closed at $22.5 million inside The Summit Club. A previous record of $35 million was also set here in 2024. On top of the home purchase, every buyer must complete the Discovery Land Company membership application and pay the club membership initiation fee of $200,000 at the standard tier, rising to approximately $400,000 at the custom home tier based on reporting from the Las Vegas Business Press. Annual club dues run $39,000 per year at the standard level, rising to approximately $120,000 annually for the highest-tier custom membership category. HOA fees add approximately $16,800 to $30,000 per year depending on residence type, and the combined monthly carrying cost for dues, HOA, and basic club expenses typically runs between $2,073 and $2,823 per month before any discretionary club spending. The 77,000-square-foot Clubhouse includes a spa, multiple dining venues, a state-of-the-art gaming and viewing room, wellness programming, and resort-style pools. Membership transfers with the property across one preceding generation and two successive generations, making it a genuine multigenerational community asset rather than a single-owner privilege.

Who Is Actually Buying in 2026
The Summit Club drew approximately 76 percent out-of-state buyers in 2025, making it the most internationally and nationally skewed residential community in the valley. The buyer profile is specific: technology founders and executives from the Bay Area and Pacific Northwest representing the largest segment, followed by finance and private equity professionals from New York and Chicago, entertainment industry buyers, professional athletes, and a growing cohort of international buyers primarily from Canada and the Asia-Pacific region. The zero-income-tax environment in Nevada plays a particularly significant role at this income level. A buyer earning $2 million annually saves approximately $200,000 to $260,000 per year in state income tax by establishing Nevada residency over California, which effectively covers the annual club dues and HOA fees with income tax savings alone. That dynamic is not lost on The Summit Club's buyers, most of whom have run the numbers carefully before making the move. Approximately 70 percent of buyers at The Summit Club are reported to be local to the Las Vegas area or using the property as a primary residence, which differentiates it from resort communities where seasonal occupancy dominates. Showings require advance introduction through a member or a qualified luxury agent with an existing Discovery Land relationship and are not accessible through a standard MLS inquiry.

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📞 Kyle Simmons, S.0172790 949.933.5833
📞 Vicky Kalashian, S.0197275  949.394.2326

LPT Realty  Las Vegas, Nevada
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